Inlet Island Revitalization Response to Request For Expressions of Interest

April 7, 2021

CITY OF ITHACA ORGANIC ELEMENTS RECLAIM ũREPURPOSE ũREDISCOVER WATERFRONT DISTRICT this page intentionally left blank Contents

Inlet Island Master Plan 5

Project Description 7

Community Benefits 12

Budget/Schedule 13

Preliminary Financing Plan 13

Team Members and Experience 14

Appendix 20 Existing Aerial 21

Project Master Plan 22

Future Plan 23

Letters of Support 24

Prepared for WATERFRONT ALCHEMY by STREAM Collaborative, Ithaca, . All content, including images, designs, and text, are copyrighted by the author unless otherwise noted. Report not intended for reproduction or distribution.

Guy Gridley 2310 Stuyvesant Dr Niskayuna, NY 12309

April 6, 2021

Attn: Mr. Nels Bohn and IURA Committee Members:

For the past several years, the team at Cambria Hotels has been seeking a location in the city of Ithaca with the goal of developing our upscale, boutique, lifestyle hotel concept. We began our journey by digging deep (like most foundations in Ithaca) into learning more about the city and the local hotel market. From the first interaction, we were welcomed with open arms and found everyone from the broker who toured us through the city, to the Mayor himself to be incredibly accommodating and helpful. The more we visited, the more learned, the more it became clear that Ithaca is where we want to be.

While our initial efforts were focused downtown, through our diligence, it became apparent that the West End/Inlet Island was an area that deserved consideration. That proved to be quite the understatement.

While we often will develop hotels in urban centers; NYC, Boston, Philadelphia, Los Angeles, Chicago, to name a few, when it came to Ithaca, we were hoping for a location where the stage could be set to not only deliver a first class, inclusive, and memorable experience, but one where we could also celebrate the incredible natural beauty of the city and the region.

We feel that we have found just that on Inlet Island. With the sterling reputation the city has as a hub for higher education, the thriving arts & cultural scene coupled with the forward-thinking approach to business and the natural beauty all around Ithaca, we are certain that a Cambria Hotel, designed to pay homage to the city and the finger lakes on inlet island will be more than we could have hoped for.

Should our team be fortunate enough to be awarded the opportunity to purchase proposed site, this hotel will be in good company among other waterfront Cambria Hotels that we have recently opened or are currently developing in; Lake Placid, Portland, ME, Ft. Lauderdale, FL and Ocean City, NJ.

We feel that not only is the City of Ithaca/Inlet Island a wonderful fit for our proposed hotel, but that the waterfront location on Inlet Island, with all it has to offer, will enable us to deliver a truly unique and memorable experience for hotel guests, visitors, and the local Ithaca community. We sincerely thank you for your consideration of our proposal.

All the best,

Guy Gridley, RVP, Development – Cambria Hotels Ph: 518.368.2913

Inlet Island Master Plan

FLOOD CONTR OL CH ANNEL

ISLAND HEALTH & FITNESS 4 stories 24 units M + 4 stori S arine es M Retail 24 uni OO ts + TR C ES lassr CHEMUNG CANAL -R oom PLAY A IN TRUST AR M HOTEL AL NEW NT PUB RE EVENTS LIC W ALK

5 stories FUTURE FUTURE 122 room BUILDING BUILDING boutique hotel PAD PAD

OLD TAUGHANNOCK BLVD BOATYARD GRILL

THE DOCK tent FINGER LAKES BOATING CENTER FINGER LAKES BOATING CENTER

CAYUGA INLET WATER TAXIS

WATER TAXIS DINNER EXCURSIONS

ITHACA COLLEGE BOAT HOUSE

100' 200' 4/7/21

Inlet Island Revitalization Plan 0' N O R T

1"=100' SCALE: 1" = 100'-0" H WATERFRONT ALCHEMY DEVELOPERS

Inlet Island Revitalization 5 boutique hotel main entrance

Inlet Island Revitalization 6 Project Description

City Lands to Support Tourism and Once on the trail, visitors can walk or cycle to Water Sports and Retail Economic Growth the Farmer’s Market, Stewart Park, Cass Park, The Summer of 2020 will be remembered as Twenty-five years ago Mark Campagnola and Hangar Theater, The Ithaca Children’s Garden the warmest and driest in 20 years and for the Steve Flash conceived of a tourist destination on or even journey to Taughannock Falls via the Covid-19 Pandemic. Is there a takeaway from Ithaca’s waterfront. This concept would require Black Diamond Trail. All of the above leisure and these two events? The need to be socially distant revitalizing an aging marina and redeveloping recreational activities support Inlet Island as a and embrace outdoor activities fueled a recreation a century old industrial wasteland. Today, their tourist destination. economic boom. Bikes, boats and other outdoor Boatyard Grill is one of the most successful sports flourished. The retail store at WaterWorks restaurants in the Finger Lakes. The original City Lands and the “Missing Middle” had record sales in kayaks and paddleboards. This plan was to include a waterside hotel but sadly for Housing was true for most personal watercraft (Jet-Skis) economic conditions prevented the hotel from There are multiple projects planned for Ithaca’s and sport boats. Dealers across New York sold- becoming a reality. Great concepts can take time waterfront. Most of these projects will be designed out of most inventory by early July. Duffy Electric to be realized. When community benefit is the and built for “market rate” clientele. Construction Boats believe the Ithaca market is underserved in catalyst, hurdles can be overcome. Ithaca is one costs tend to escalate dramatically due to poor small boat sales and rentals. of the largest cities in the Finger Lakes without soil conditions and shoreline improvements a waterfront hotel. Leisure travelers have been needed to maintain site viability. Inlet Island’s Inlet Island is a perfect location for both electric staying in Watkins Glen, Skaneateles and Geneva west shore has already had an enormous and paddle craft sales. A strong economy must to experience the beauty of our waterways and investment in waters edge infrastructure. There have multiple sources of revenue. The retail lakes. This needs to change for Ithaca. The Inlet is a beautiful sea wall and walking promenade. element is just being realized and must be given Island location has so many existing businesses These improvements were paid for by State and the opportunity and platform to succeed. Ithaca’s that would benefit from a hotel, like Island Fitness, local taxpayers. It is an excellent opportunity to waterfront does not need large box stores. It Rasa Spa and Boatyard Grill. apply these improvements to a “Missing Middle” can capture consumer interest with 900-1500 housing project. It is not the complete solution to square foot artisan shops, cafes and studios. What other synergies exist? Inlet Island is the creating housing for those who need it the most, The waterfront may influence some retailers to home of Explore Ithaca’s rental marina. Here but circumstances couldn’t be better. The real support a nautical theme. Historically, Ithaca’s visitors can rent a variety of recreational paddle estate is already controlled by the City and IURA economy was fueled by the access to water. craft or experience an intimate dining excursion who have the rare opportunity to value it in order It is time to finally reinvent that energy with on one of the “all electric” Duffy launches. to support housing for a middle income population improved public access to the water, tourism and Recreation is becoming a strong fuel for Ithaca’s that helped fund their creation. Vibrant tourist recreation rather than just more exclusive market economic engine and Inlet Island has the unique destinations need a local workforce who in turn rate housing. geography needed to access the water. need a place to live.

Not all of our visitors are here for the intimate water experience. The Island site is also a central location to access the Cayuga Waterfront Trail.

Inlet Island Revitalization 7 middle-income housing and retail from water

Inlet Island Revitalization 8 boutique hotel street side

Inlet Island Revitalization 9 Programming Preliminary Ownership breakdown Transportation Demand ● 48 units of middle income housing (one (final boundary lines TBD) Management Plan bedrooms, targeting 80%-100% AMI) ● The hotel site to be owned by Cambria. The site is well served by TCAT, offering access ● 122 room boutique hotel It will likely include at least 30 parking to Cornell, Downtown, regional shopping centers spaces ● 217+/- improved parking spaces and other prime destinations. As such, residents ● The middle income housing will be ● 10,000 sqft of first floor retail/classroom are likely to make far fewer than the average owned by Waterfront Alchemy/Strategic space number of car trips for city residents. Elements Real Estate Development. ● 3,000 sqft of marina storage/launch site ● The Westside Marina facility will be owned Components of the plan ● 630 LF of new waterfront walk by WaterWorks/Explore Ithaca ● There is no parking being bundled with ● New public pier ● Bikes, Hikes, and Boats owned by Explore the cost of the living units. ● Public restrooms available along the Ithaca ● The buildings will have bike storage waterfront walk ● Remaining parking spaces to be owned rooms for residents, and outdoor bike and metered by a coalition of Inlet Island ● Approximately 33,300 sqft of new public parking for visitors in compliance with park space businesses and the City of Ithaca (TBD) site plan review requirements. Taughannock Blvd, waterfront ● ● Every qualifying tenant will be provided promenades, the public pier, infill parks, information and encouraged to waterfront access, and 80 public parking Zoning Analysis participate in Ithaca Carshare. There are spaces remain owned by the City of Inlet Island is in the West End Waterfront District multiple cars available across the City of Ithaca Ithaca and we anticipate more cars being (WE/WF) added to this neighborhood in the near future. Permitted uses: wide variety of residential, commercial, recreational, and water-related uses Requested of the IURA/City ● Tenants will be provided with information To value the acquired parcels in response to what about where to park their car should they Maximum Building Height: 63 feet we are offering the city in benefits as an economic choose to own one. engine. ● Tenants will be provided with information Maximum Stories: 5 regarding the city’s policy for on-street parking and consequences for violations Maximum Lot Coverage: 100% minus required including ticketing, towing and booting. setbacks ● Visitors at the Hotel will be encouraged to use the wonderful trail system for Our proposed development for the site meets all enjoying the City by foot and bike, if zoning requirements. desired. ● Visitors will be provided with information on using the TCAT busses to get around town, while they are here.

Inlet Island Revitalization 10 view from Route 89 bridge

bike/kayak rental and public restrooms Inlet Island Revitalization 11 Community Benefits

We are creating a desirable place for the public, both local and visiting, to come and spend time, along the waterfront. At the same time we are creating an economic engine for the local community through the businesses we are bringing to Inlet Island and creating synergy with existing businesses. The benefits include, but are not limited to the following:

● We will make improvements to public parking infrastructure, not only aesthetically but functionally as well ● We will improve the waterfront infrastructure to make it a diverse and pleasurable experience for residents and visitors ● We will increase waterfront access for locals and visitors, both on land and in the water ● We are creating moderate income housing opportunities on the waterfront ● We are creating 50-100 construction jobs. The developer’s partners are local contracting entities (Panko Electric, Hale Roofing, etc.) ● We are creating 60-70 long term, full time equivalent hospitality and retail jobs ● We are creating parking income for the City of Ithaca ● We are building property tax income for the City of Ithaca, ICSD and Tompkins County ● We are substantially increasing hotel tax and sales tax income for Tompkins County ● We are cleaning up an existing Brownfield site, for the benefit of all

Inlet Island Revitalization 12 Budget/Schedule Preliminary Financing Plan

Preliminary Budget Uses and Sources of Funds Statement Boutique Hotel- $22.6M Residential Buildings (2) with first floor retail/local organizations- $9.2M Site improvements - $2.3M Uses $ Notes ● Includes demo, paving, sidewalks, landscaping, etc. Hotel Construction $22,600,000 Soft costs- $2.5M Moderate Income apartments $9,200,000 "Workforce" Housing Land Acquisition, Brownfield clean-up, Coast Guard re-location - $1.0M Site Improvements $2,300,000 curbing, paving, sidewalks, trees, etc. ● subject to negotiation Land Acquisition, $1,000,000 estimate, subject to analysis of existing conditions Sub-total construction budget- $37.6 Million Environmental clean up and negotiation

Soft Costs $2,457,000 Architect, Engineers, Developer, etc. Total Uses of Funds $37,557,000 Preliminary schedule Submission for Site Plan Review- anticipated September 2021 Sources Development team equity $15,022,800 Cambria, equity investors, etc. Submission for Permits- anticipated March 2022 Construction loan $22,534,200 Bank financed Construction - 2022-2024 Total Sources of Funds $37,557,000

We will be seeking tax abatements through the TCIDA

Inlet Island Revitalization 13 Team Members and Experience

ORGANIC ELEMENTS RECLAIM ũREPURPOSE ũREDISCOVER

Inlet Island Revitalization 14

George Lincoln Morse, Jr. Integrated Property Systems, Inc. 1993 - 2002 Real Estate & Development Director of Special Projects Responsible for renovation, plant 629 West Buffalo Street 15 Thornwood Dr. operation and maintenance and budgeting Ithaca, NY 14850 Ithaca, NY 14850 for 7 apartment complexes, 9 medical (607) 592-8071 office buildings and 8 office buildings [email protected]

Education: Current and On-Going Ithaca Projects

Cornell School of Hotel Administration (1982 – 1986) 1. Incodema Expansion Project

Strategic Elements Real Estate Development was responsible for purchase, design Dryden Central School (Class of 1979) and construction of Incodema’s new facility at 1920 Slaterville Rd Ithaca

About G. Lincoln Morse 2. WaterWorks Project

Waterfront Alchemy is creating a unique mixed use project that will include Strategic Elements Real Estate 2020 - Present luxury condominiums and waterfront businesses that support Ithaca’s West end Development Incodema Expansion, Cliff Street retreat and waterfront. Managing Partner DripHouse Expansion

629 W. Buffalo St. 3. Cliff Street Retreat Ithaca, New York 14850 Strategic Elements Development is working on a PUD for the old Incodema

prototyping facility on Cliff St. When complete the project will include and Waterfront Alchemy 2018 - Present intimate retreat, boutique retail and a live/work residential component. Managing Partner Creating projects that revitalize Ithaca’s

629 W. Buffalo St. Waterfront (WaterWorks and Inlet Island) 4. Inlet Island Redevelopment – RFEI Ithaca, NY 14850 Waterfront Alchemy and Stream Collaborative are working with Cambria Hotels, Explore Ithaca and others to create a premier visitor and tourist destination in the Organic Waterfront, LLC 2016 - 2019 heart of the Finger Lakes. Inlet Island will become the crown Founding Partner Green Star West end expansion 720 Willow Ave City Harbor and Marina, Agora 5. Green Star West End Expansion Ithaca, NY 14850 Organic Waterfront was responsible developing a strategy to combine all Green

Star elements on the west end to single building campus. Critical project Morse Project Management, LLC 2006 – Present (2021) components included: President (Owner) Commercial construction services • Real Estate Acquisition 629 W. Buffalo St Residential design and construction • Ithaca, NY 14850 Project Management Service – Costing, Coordination of design 607-592-8071 Construction Management and Owner’s • Municipal Approvals began January 2018 Representive • Project budgeting • Construction Management and general contacting Integrated Acquisition & Development, Inc. 2002 - 2012 • $10 million project Director of Construction Services Portfolio included $240 million of • Construction begins the Summer 2018 15 Thornwood Dr. commercial, medical and college housing. Ithaca, NY 14850 6. City Harbor and Marina Organic Waterfront has moved forward with the development of the Johnson Boat • Coordination of punch list and remediation Yard site. The following represent key milestones: • Building Commissioning • Site acquisition November 2017 • Implementation of new work scopes (post construction (2016-2017) • Guthrie Medical Group to join development • Sketch plan has been presented to the City 4. Construction Manager - Center for Jewish Living, – Morse • The development will promote public access to the waterfront Project Management assists CFJL every year with various maintenance and capital • An estimated 65-100 new jobs created improvement projects. MPM is currently working on the rehabilitation of the • Construction begins the Spring of 2019 residential bridge connecting their two buildings adjacent the Cornell campus. Project will begin in May 2018

Morse Project Management 5. Construction Manager – Village of Lansing Administration Building – This project housed the Mayor’s Offices and Administrative Staff. Project completed 1. Construction Manager – Student Agencies Foundation “eHub” The eHub in January 2014 Project was a collaboration between Entrepreneurship at Cornell and Student Agencies Inc. The eHub will be home to Cornell’s first student business 6. General Contractor - Ithaca Neighborhood Housing Office Expansion – An incubators. MPM was responsible for the following services: addition with historic preservation and sustainable construction in mind. The • Preconstruction services project housed the Executive and Administrative Staff for INHS. MPM was asked to deliver the project with all INHS staff remaining on site. Project complete in • Design collaboration 2014 • Preliminary budgets and schedules

• Contractor selection 7. Owner’s Inspector – College Town Terrace Apartments – 140 million dollar • Conducting Owner and Subcontactor meetings graduate student housing project. MPM was responsible for the following • Assembling and submitting Pay Applications inspection protocols. • Managing 12 prime contractors • Thermal performance specifications • Coordinating all municipal inspections • Fire separation • Bi-weekly Field Observation Reports • Framing and wall assemblies • Completed on schedule and within budget (2016) • Supervise Contractor remediation for deficient work

2. Construction Manager - The Finger Lakes School of Massage Relocation Project Morse Project Management was the Construction Manager and Logistics coordinator for the moving of this local icon. The project had a delivery schedule 8. Owner’s Representative - Breckenridge Place Apartments – Morse Project of under 90 days. MPM was responsible for the following services: Management is assisting Ithaca Neighborhood Housing on their largest housing • Assisted Owners with site selection project to date. Breckenridge will contain 50 apartments, ranging from 1-2 • Coordination of design bedrooms. This six story structure may be seen in the center of downtown Ithaca. • Municipal approvals and permitting The project completed in January 2014. • Construction Management (Agent) • Coordination of material re-use • Completed on schedule and within budget (2016) * Client references available upon request

3. Owner’s Representative – College Town Crossing – A mixed use project in the * Professional references available for Architecture and Engineering heart of Ithaca’s College Town. The project consisted of 50 luxury student apartments, Green Star Cooperative Market’s new organic grocery for students. and small retail spaces along a pedestrian walkway. MPM was responsible for the following services: • Sound attenuation, thermal protection • Finish quality and protection NOAH DEMARESTAIA, ASLA, LEED AP, CNU Noah is the CEO and principal in charge of the multi-disciplinary design firm STREAM Collaborative Architecture + Landscape Architecture DPC. He leads a growing staff of employees and consultants in the practice of community design. Noah and his team use the latest building information modeling FIRM PROFILE tools to create coordinated design solutions. EDUCATION • M.L.A. ‘02 Cornell University STREAM Collaborative Architecture + Landscape Architecture DPC is a local first firm in Ithaca, NY founded by • B.S. Design and Environmental Analysis ‘98 Cornell University Principal Noah Demarest AIA, ASLA, LEED AP, CNU. Principal PROFESSIONAL STREAM offers a wide array of services related to community design, architecture, landscape architecture and • Registered Architect in New York State new media as it relates to environmental graphics and the built environment. Collaboration is at the heart of our • Registered Landscape Architect in New York State process and we enjoy teaming with other architects, landscape architects, urban planners, engineers, interior • LEED Accredited professional designers, product designers and new media programmers to tackle design problems from the smallest household • Member of American Institute of Architects and American Society of Landscape Architects object to an entire new urban community. • Member of the Congress for the New Urbanism • Member of Local First Ithaca Noah Demarest, founder of STREAM Collaborative, is a licensed and registered Architect and Landscape Architect as well as a LEED Accredited Professional. Noah grew up in the Ithaca, NY area since the age of two. He attended VOLUNTEER WORK Cornell University’s School of Human Ecology where he earned a Bachelors degree in Design and Environmental • Member of Village of Trumansburg Board of Zoning Appeals 2019 to present • Member of City of Ithaca Conservation Advisory Council 2013 to 2017 Analysis with a focus on human factors, interior design and facility planning. Noah continued at Cornell to earn a • Member of City of Ithaca Planning & Development Board 2012-2013 Masters degree in Landscape Architecture with a focus on recreational facility design, the use of digital media in • City of Ithaca Downtown Re-zoning Working Group 2013 the design process and sustainable design. • City of Ithaca Minimum Parking Requirement Working Group 2013

After running his own design company for seven years, Noah relocated to Providence, RI in 2005 to join Union WORK EXPERIENCE Studio Architects (formerly Donald Powers Architects) where he focused his talents on traditional neighborhood • 2012 – Present STREAM Collaborative Architecture + Landscape Architecture, Ithaca, NY - Principal design and affordable housing projects in New England. In two years at Union Studio, Noah worked as a project • 2007 – 2012 Trowbridge Wolf Michaels Landscape Architects LLP, Ithaca, NY - Sr. Landscape Architect manager and job captain leading the production of drawings from schematic design through construction • 2005 – 2007 Union Studio Architects (formerly Donald Powers Architects), Providence, RI - Project Manager and documents for dozens of housing units in urban infill and new mixed-use neighborhood plans. Job Captain • 1998 – 2005 Tallman & Demarest Architects, LLP, Ithaca, NY - Designer /streem/ verb In 2007, Noah returned to Ithaca to join Trowbridge Wolf STREAM • 2005 – 2007 Sunnywood Designs Inc., Ithaca, NY - Board of Directors Michaels Landscape Architects LLP, one of central New to move or proceed continuously like a flowing • 2001 – 2005 Deviron LLC, Ithaca, NY - Principal Designer and CEO York’s premier landscape architecture and campus stream, as a procession. • 1998 –2000 Demarest Studios, Ithaca, NY - Freelance Designer planning firms. From 2007 to 2012, Noah played a key role /kə-la-bə-rā-tiv/ noun EACHING in over one hundred campus, park, trail, and urban design Collaborative T • Spring 2015 – 2017 – Cornell University – Ithaca, NY projects from Buffalo to Albany. an entity working jointly with others or together especially in an intellectual endeavor o Instructor: DEA 3050 – Construction Documents and Building Information Modeling • Spring 2014 – Cornell University – Ithaca, NY o Instructor: DEA 4580 - Introduction to Autodesk Revit Architecture Today, Noah is the principal in charge of STREAM Collaborative and • Fall 2010 – TC3.Biz Professional Workshops – Ithaca, NY leads a growing staff of employees and various consultants in the o Revit Level 1 & 2– Intro & Advanced Autodesk Revit Architecture practice of community planning and design. Noah is also an adjunct • Spring 2011 – TC3.Biz Professional Workshops – Ithaca, NY lecturer at Cornell University and is active in local planning o Introduction to Sketchup initiatives. • Spring 2004 Cornell University – Ithaca, NY o Instructor: Integrating Theory & Practice Senior Landscape Architecture studio. CONTACT NOAH DEMAREST, PRINCIPAL + CEO SOFTWARE SKILLS • Autodesk Revit –Building Information Modeling beginning with version 4.0 to present AIA, ASLA, LEED AP, CNU • AutoCAD – release 12 to present [email protected] • SketchUp Pro – expert user in 3D modeling, rendering and presentation 607.216.8802 • Adobe Creative Suite – advanced techniques in vector and raster digital manipulation including Photoshop, Illustrator and InDesign • Microsoft Office – experienced user of complete suite

STREAM Collaborative architecture + landscape architecture dpc - 108 W. State Street 2nd Floor - Ithaca, NY 14850 - WWW.STREAMCOLAB.COM

profile

Taitem Engineering is a full-service consulting engineering firm at the forefront of innovative, sustainable design and building science. Founded in 1989, Taitem’s clients include public and private entities, and its projects include buildings in many sectors, including education, multifamily, commercial, industrial, and healthcare. During 30 years of continuous operation, Taitem has continued to expand its offerings in energy efficiency and net-zero energy, leading the market while maintaining its commitment to its mission as reflected in its name, “Technology As If The Earth Mattered.”

In As a certified B-Corporation since 2013, Taitem is part of a global movement to redefine success in business. By voluntarily meeting rigorous standards of transparency, accountability, and performance, Taitem and other certified B-Corps distinguish themselves by offering a positive vision of a better way to do business, create higher-quality jobs, and improve the quality of life in their communities.

Taitem Engineering’s staff of 34 includes ten licensed professional engineers, six LEED accredited professionals, a AEE-certified Carbon Reduction Manager, WELL accredited professional, BPI-certified energy auditors, Certified Energy Managers, two ASHRAE Building Energy Modeling Professional (BEMP) and ASHRAE High-Performance Building Design Professional (HBDP); ACP Commissioning Professionals, AEE Existing Building Commissioning Professionals, AEE Certified M&V Professionals, NABCEP-certified solar PV installers, a master plumber, and a master electrician.

Elwyn& Palmer

Consulting engineers pllc T.G. Miller, P.C.

David L. Elwyn, PE ANDREW J. SCIARABBA, P.E. Partner/Lead Structural Engineer PRINCIPAL

David Elwyn would act as lead structural engineer for this project. Mr. Elwyn Education: SUMMARY is an experienced structural engineer, having served as lead design Clarkson University, Potsdam, New Mr. Sciarabba has been employed by the firm since 2004 and is presently engineer on numerous public and private new construction and renovation York. BSCE 1980. projects. corporate Vice President. He is a Registered Professional Engineer in New Professional Licences: York and is responsible for project management, quality control and Mr. Elwyn has over has over 30 years of experience in the design and Registered Professional Engineer: coordination with consultant teams. As Principal Engineer for numerous construction industry. He is experienced in structural and general building New York, 1989; New Jersey, institutional, municipal and private sector land development projects his engineering responsibilities design, facilities condition assessment, cost and project management, 1988; Pennsylvania, 1993; Texas, claims management and dispute resolution, contract administration and 1986 (inactive). range from feasibility studies and analyses to final design work and construction inspection. In addition close-out. Mr. Elwyn’s project management experience includes serving as to his knowledge of land development, utility design and construction he continues to expand his owner’s project representative, leading full service architectural and training in the area of stormwater management and water distribution systems. engineering design teams from project inception and contract negotiation through construction close-out, serving as consulting engineer team leader providing engineering services to major architectural design firms, and Prior to his employment with the firm Mr. Sciarabba headed the Civil Engineering Department for Tetra providing construction management services as agent of the Owner. Tech Architects & Engineers (formerly The Thomas Group, Architects and Engineers) where he was involved in numerous educational land development projects throughout New York and New Jersey

involving extensive coordination with Local, State and Federal Agencies. Michael C. Palmer Ph.D., PE Partner/Structural Engineer/Geotechnical Education: Since 2010 Mr. Sciarabba has worked on numerous private and affordable housing projects including Cornell University, Ithaca, New Engineer York. Ph.D. Civil Engineering - West End Heights, INHS Scattered Sites Phases 1 and 2, Willow Grove, the Seneca Way Apartments, 1995. City Centre, Holly Creek Townhouses, Chestnut Street Duplex, Elm Street Townhouses, Elm Street Mike Palmer is experienced in structural and geotechnical engineering and Apartments, and Stone Quarry Apartments. The firm has been a team member in many large scale proj- has a background in civil engineering and heavy civil construction. He has State University of New York at ects within the City including the Canopy Hotel, Tompkins Trust Company Headquarters, City Harbor completed projects in a wide range of fields including educational facilities, Buffalo, Buffalo, NY. MSCE - 1989. large-scale commercial facilities, foundation design for buildings and bridges, and the Gateway Commons, as well as numerous projects on both the and Cornell Uni- and seismic analyses of buildings, bridges, and dams. Rochester Institute of Technology, versity Campuses. Rochester, NY. BCET - 1987 Dr. Palmer’s professional experience includes structural design with leading consulting engineering firms, experience in the heavy construction industry, Professional Licenses: EXPERIENCE and management of a large-scale earthquake engineering research program Registered Professional Engineer: 1989 – 1992 O’Brien and Gere Engineers – Syracuse NY and Edison NJ at Cornell University’s School of Civil and Environmental Engineering. He has New York, 1998; Pennsylvania, 1992 – 1996 Spillane Engineering – Randolph, NJ made numerous presentations to both clients and research groups and has 1995; California, 2004. authored well received papers and reports based on his earthquake 1996 – 1997 The Sear Brown Group – Elmira, NY engineering research. 1997 – 2004 The Thomas Group – Ithaca, NY 2004 – Present T.G. Miller, P.C. – Ithaca, NY

Joseph Caza III, PE EDUCATION Associate/Structural Engineer Bachelor of Science in Civil and Environmental Engineering Education: Clarkson University, 1989 Joseph Caza is experienced in new and existing building design and Binghamton University, Vestal, engineering, including structural building condition assessments. New York. BSME - 2008. LICENSING AND ACCREDITATION He is an experienced structural engineer, having served as lead design engineer on numerous public and private new construction and existing Kansas State University, Registered Professional Engineer, August 1995 renovation projects, with a wide range of experience in existing building Manhattan, Kansas. MSCE (E.T.C. State of New York License No. 072811 renovation of steel and masonry buildings. His design experience includes Fall 2014). Registered Professional Engineer, January 1996 educational, commercial, industrial and federal construction projects, using State of New Jersey License No. 39547(Registration Currently Inactive) wood, steel, masonry, concrete, and cold formed metal framing. Professional Licences: Registered Professional Engineer: New York, 2013.

Elwyn & Palmer Consulting Engineers, 213 E. Seneca Street, Ithaca, NY 14850 607.272.5060 www.tgmillerpc.com Appendix

Inlet Island Revitalization 20 Existing Aerial

184 +/- PARKING 43 +/- PARKING

100' 200' 11/30/20

Inlet Island Existing Aerial Photo 0' N O R T

1"=100' SCALE: 1" = 100'-0" H WATERFRONT ALCHEMY DEVELOPERS Project Master Plan

FLOOD CONTR OL CH ANNEL

ISLAND HEALTH & FITNESS 4 stories 21 uni ts + 4 sto PADDLE Marine ries TOUR E Reta 21 BOA AG PARK il units + TS OR ST Class CHEMUNG CANAL A room IN AR TRUST M AL 8 8 NT 6 NEW RE PUB LIC W PUBLIC PARK ALK 16 18 R EPA IRED 17 18 9 5 stories SEA 6 WA 8 +/-110 room hotel LL 41 14 16 4

12 11 5 OLD TAUGHANNOCK BLVD BOATYARD GRILL

THE DOCK FINGER LAKES BOATING CENTER FINGER LAKES BOATING CENTER PUBLIC PIER

CAYUGA INLET

ITHACA COLLEGE BOAT HOUSE

TOTAL HOUSING UNITS: 48 MIDDLE-INCOME TOTAL PUBLIC PARKING SPACES = 217+/- 100' 200' 4/7/21

Inlet Island Revitalization Plan 0' N

TOTAL HOTEL ROOMS: 122 FUTURE POTENTIAL PARKING = 73+/- O R T

TOTAL COMMERCIAL: 13,000 SF 1"=100' SCALE: 1" = 100'-0" H WATERFRONT ALCHEMY DEVELOPERS Future Plan

FLOOD CONTR OL CH ANNEL

ISLAND HEALTH & FITNESS 4 stories 24 units + 4 PADDLE M storie TO S arine s UR B M PARK Retail 24 uni OATS OO ts + TR C ES lassr CHEMUNG CANAL -R oom PLAY A IN TRUST AR M HOTEL AL NEW NT PUB RE EVENTS LIC W ALK PUBLIC PARK RE PAIR 5 stories ED S FUTURE EA W FUTURE 122 room ALL BUILDING BUILDING boutique hotel PAD PAD

OLD TAUGHANNOCK BLVD BOATYARD GRILL

39 34 RETAIL RETAIL RETAIL RETAIL THE DOCK tent PUBLIC PIER POTENTIAL FUTURE COLLABORATION POTENTIAL FUTURE COLLABORATION

CAYUGA INLET WATER TAXIS

ITHACA COLLEGE BOAT HOUSE

100' 200' 4/7/21

Inlet Island Revitalization Plan 0' N O R T

1"=100' SCALE: 1" = 100'-0" H WATERFRONT ALCHEMY DEVELOPERS Letters of Support

Here’s a sampling of letters and more will be made available upon request.

April 5, 2021 To : Nels Bohn April 5, 2021

GreenStar Food Co-op CC: Lincoln Morse, Noah Demarest 770 Cascadilla Street Ithaca, New York 14850

Nels Bohn We would like to lend our support and endorsement o Ithaca Urban Renewal Agency project. We feel this is a great use of a natural a 108 E. Green St. Both our local residence and our growing number of out of areaf the guests Inlet will Island benefit Revitalization from the proposed and RFEI 3rd Floor sset that has long been underutilized in our commun Ithaca, NY 14850 Housing, Hotel, Marina, and parking area. This proj people who will benefit from the development. ity. ect seems to bring great value to many diverse

Dear Nels, Laurie Linn I am pleased on behalf of GreenStar Cooperative Market, to offer my endorsement of the Inlet Island Revitalization plan as presented by Waterfront Alchemy and STREAM Collaborative. GreenStar relocated its flagship store to Ithaca’s Laurie Linn waterfront at 770 Cascadilla Street in part due to this additional planned development of the area. President The plan, which includes 48 units of middle-income housing, a boutique hotel, rental marina, and public parking, are all key to a successful revitalized waterfront district. Additionally, GreenStar’s future success relies heavily on the attraction Communique Design and Marketing of more potential clientele to this area.

Thank you for your consideration. William A Gage Sincerely,

William Gage

President

Brandon Kane GP Partners General Manager

950 Danby Road. • Suite 320 • Ithaca, NY 14850 • 607-277-8901 • fax 277-8920 • [email protected]

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GreenStar Cooperative Market, Inc. 770 Cascadilla St., Ithaca, NY 14850 · PH: 607.273.9392 · www.greenstar.coop